Side-by-Side Comparison
All 4 properties at a glance — sorted by price tier
| Property | Unit | Bed/Bath | Sqft | Rent/mo | Parking | Lease | Avail | Location |
|---|---|---|---|---|---|---|---|---|
| Mio Essex · Japantown |
Plan 2A | 2/2 | 980 | $3,587* | $25–150/mo | Check | Now | Japantown |
| Legacy Fountain Plaza Downtown SJ |
C1PR | 2/2 | 1,130 | $3,663 | Included | 12 mo | 7/8 | Downtown |
| Vespaio Mill Creek · The Alameda |
B01 | 2/2 | TBD | $4,273 | $165–250/mo | Check | Check | SAP Center area |
| Cannery Park Windsor · Japantown |
K | 2/2 | 1,254 | $4,618 | Check | 15 mo | 8/6 | Japantown |
* Mio base rent does NOT include mandatory fees. True cost will be higher.
True Monthly Cost Estimate
Including parking, pet fees, and mandatory charges where known
| Property | Base Rent | Parking | Est. Fees | Est. Total | Annual Cost |
|---|---|---|---|---|---|
| Mio | $3,587 | ~$75 | ~$50–100 | ~$3,712–$3,762 | ~$44,544–$45,144 |
| Legacy FP | $3,663 | Incl. | ~$0 | ~$3,663 | ~$43,956 |
| Vespaio | $4,273 | ~$200 | Incl. | ~$4,473 | ~$53,676 |
| Cannery Park | $4,618 | TBD | +fees | ~$4,750+ | ~$57,000+ |
🏢 Commute Comparison — Both Workplaces
VTA HQ (3331 N First St, San Jose)
| Property | Distance | Drive | Transit | Notes |
|---|---|---|---|---|
| Legacy FP | ~2 mi | 5–10 min | Light rail on N 1st St | Same street as VTA HQ — closest option |
| Mio | ~3 mi | 8–12 min | Near VTA Light Rail + Caltrain | Japantown, walkable neighborhood |
| Vespaio | ~4 mi | 10–15 min | Near Diridon Station | Caltrain/Amtrak hub, different direction |
| Cannery Park | ~3 mi | 8–12 min | Near VTA Light Rail | Also Japantown, similar to Mio |
Lockheed Martin (1111 Lockheed Martin Way, Sunnyvale)
| Property | Distance | Drive | Transit (VTA Light Rail) | Notes |
|---|---|---|---|---|
| Legacy FP | ~12 mi | 15–25 min | N 1st St → Lockheed Martin Station (~35 min) | Light rail runs directly to LM station |
| Mio | ~11 mi | 15–25 min | Bus/rail to Lockheed Martin Station (~40 min) | Need short bus/drive to light rail first |
| Vespaio | ~11 mi | 15–20 min | Diridon → Caltrain → shuttle/bus (~45 min) | Fastest by car via I-280/US-101 |
| Cannery Park | ~11 mi | 15–25 min | Bus/rail to Lockheed Martin Station (~40 min) | Similar to Mio — Japantown area |
💡 Lockheed Martin VTA Light Rail Station is right next to the campus. Legacy FP has the best transit access since it's directly on the N 1st St light rail corridor that goes straight to LM station. All properties are ~11-12 mi driving distance (15-25 min depending on traffic).
Key Differences
| Factor | Legacy FP | Mio | Vespaio | Cannery Park |
|---|---|---|---|---|
| Sqft / $ | Best value (1,130 sqft) | Smallest (980 sqft) | Unknown sqft | Largest (1,254 sqft) |
| Building Age | Older, renovated | Newer | Brand new | Newer |
| Parking Cost | Included | $25–150/mo | $165–250/mo | TBD |
| Smart Home | No | Yes (keyless, smart thermostat) | No mention | No mention |
| Income Req | Not specified | 2.4x rent ($103K/yr) | Check | Check criteria |
| Lease Length | 12 months | Check | Check | 15 months |
| Management | Issues reported | Essex (large corp) | Mill Creek (Top 25) | Theft issues |
| Specials | 2 weeks free | None listed | None listed | Bilt Rewards |
Quick Take
Best value: Legacy Fountain Plaza — largest unit, lowest true cost (parking included), closest to VTA HQ. But management is a red flag.
Best neighborhood: Mio — Japantown walkability, modern smart home features, Essex corporate backing. Smaller unit though.
Best building: Vespaio — brand new, LEED Gold, top-tier amenities. But $800+/mo more than budget tier.
Hardest to justify: Cannery Park — most expensive, 15-month lease lock-in, theft problems reported, and you're paying premium for same Japantown location as Mio.
Budget Friendly
Legacy Fountain Plaza — C1PR
190 Ryland St, San Jose, CA 95110 · Downtown San Jose
2 Bed / 2 Bath 1,130 sqft $3,663/mo 12-mo lease Parking included 2 WEEKS FREEFloor Plan — C1PR
C1PR — 2 Bedroom / 2 Bathroom — 1,130 sqft — Premium variant of C1 layout
Available Units
| Unit # | Price | Available | Action |
|---|---|---|---|
| #1414 | $3,733/mo | Jul 8, 2026 | Apply |
| #1228 | $3,668/mo | Jul 19, 2026 | Apply |
| #5312 | $3,663/mo | Aug 8, 2026 | Apply |
Unit Details
Layout2 Bed / 2.0 Bath
Sqft1,130
Base Rent$3,663–$3,733/mo
Lease Term12 months
ParkingIncluded — no extra cost
PetsAllowed — check with office for details
Income RequirementNot specified on website
Special2 WEEKS FREE on select apartments (T&Cs apply)
Apartment Features
Hardwood flooring
Granite countertops
Maple kitchen cabinetry
Stainless steel appliances
In-home washer/dryer
Soaking tub
Private balcony
Walk-in closets
Built-in desk (select units)
Eat-in kitchen
Community Amenities
Resort-style swimming pool
Fitness center
Business center
Open living areas
Commute — Both Workplaces
VTA HQ~2 mi / 5–10 min drive / Light rail on N 1st St direct
Lockheed Martin~12 mi / 15–25 min drive / Light rail to LM Station (~35 min)
Best transit pick?YES — direct light rail corridor to both VTA HQ and Lockheed Martin Station
Pros & Cons
Largest unit in budget tier (1,130 sqft)
Parking included — saves $100+/mo vs others
Best transit to BOTH VTA HQ and Lockheed Martin
2 weeks free special
12-month lease (shortest option)
Hardwood floors + granite (not laminate)
Management communication problems (emails ignored)
Bait-and-switch on quoted rent reported
Known boiler noise issue on roof ($30K fix refused)
Older building (renovated but aging)
Downtown SJ area — less walkable neighborhood feel
No smart home tech
⚠ Red Flags
- Management has ignored emails since November 2025 and does not return calls
- Resident reported receiving a written quote of $3,224, but when applying within the expiration window, the system showed a significantly higher rate — management refused to honor it
- Known boiler noise problem on the roof; management stated they "can't justify replacing it because of the $30K cost"
- Reviews: 74 Yelp reviews, 88 on ApartmentRatings — mixed sentiment, largely management-related complaints
Reviews Summary
Yelp74 reviews
ApartmentRatings88 reviews
SentimentMixed — management issues are the primary concern
Budget Friendly
Mio by Essex — Plan 2A
688 N. 7th St, San Jose, CA 95112 · Japantown
2 Bed / 2 Bath 980 sqft $3,587/mo base* Essex Property Trust Smart HomeFloor Plan — Plan 2A
Plan 2A — 2 Bedroom / 2 Bathroom — 980 sqft
Unit Details
Layout2 Bed / 2 Bath
Sqft980
Base Rent$3,587/mo (does NOT include mandatory fees)
AvailableAs soon as Jul 3, 2026
Lease TermCheck with office
Parking
| Type | Cost/mo |
|---|---|
| Assigned Uncovered | $25–$150 |
| Assigned Garage | $25 |
| Assigned Tandem | $50 |
Availability first-come, first-served. Pricing not guaranteed.
Pet Policy
| Pet | Deposit | Monthly Rent | Notes |
|---|---|---|---|
| Cat | $500 | $50/mo | Must be spayed/neutered. Up to 2 pets. |
| Dog | $500 | $75/mo | Breed restrictions: no pit bulls, rottweilers, german shepherds, dobermans, akitas, mastiffs, wolf dogs, malamutes |
Income & Qualification
Income Requirement2.4x monthly rent = $8,609/mo (~$103K/yr gross)
Your $135K salaryQualifies ($11,250/mo > $8,609)
Proof RequiredPaystubs (2 mo), bank statements (3 mo), or tax returns
Guarantor OptionYes — guarantor needs 3.9x rent ($13,989/mo)
Renters Insurance$300,000 minimum required
Occupancy Max5 persons for 2BR
Apartment Features
Open concept floor plan
Wood-style flooring
Quartz countertops
Stainless steel appliances
Dishwasher
Double-pane windows
Oversized windows
Smart home technology
Keyless entry
In-home laundry
Patio/balcony
Central A/C & heat
Walk-in closet
Extra storage
Ultrafast internet
Community Amenities
Controlled access
Clubroom
Resident lounge
Fitness center
Saltwater spa
Bocce ball court
Rooftop terrace (city views)
BBQ area
Outdoor firepit
Community courtyard
Pet friendly
Smoke-free
Courtesy patrol
Airbnb-friendly
On-site maintenance
Wi-Fi in amenity areas
Commute — Both Workplaces
VTA HQ~3 mi / 8–12 min drive / Near VTA Light Rail + Caltrain
Lockheed Martin~11 mi / 15–25 min drive / Bus+rail to LM Station (~40 min)
Pros & Cons
Japantown location — walkable to restaurants, cafes, cultural events
Smart home tech (keyless entry, smart thermostat)
Essex Property Trust — large, established corporate management
Rooftop deck with panoramic city views
Controlled access + courtesy patrol (security)
Airbnb-friendly (can sublease if needed)
Lowest base rent of all 4 ($3,587)
Smallest unit — only 980 sqft for 2BR
Base rent excludes mandatory fees (true cost higher)
$300K renters insurance requirement
Dog breed restrictions are strict
Parking is extra ($25–$150/mo)
Quartz countertops (vs granite at Legacy) — preference
⚠ Red Flags
- Base rent is deceptive — mandatory fees not disclosed upfront, actual monthly cost will be higher than $3,587
- Need paystubs or bank statements as proof of income — with your job situation (conditional offer, no current paystubs), you may need a guarantor
- $300,000 renters insurance minimum is higher than typical
Reviews Summary
Yelp59 reviews, 122 photos
NeighborhoodJapantown — cultural eateries, cafes, frequent festivals
Premium
Vespaio — B01
130 Stockton Ave, San Jose, CA 95126 · Near SAP Center / The Alameda
2 Bed / 2 Bath Home #315 $4,273/mo Mill Creek Residential BRAND NEW LEED GoldFloor Plan — B01
Unit Details
Layout2 Bed / 2 Bath
SqftCheck website (JS-rendered)
Total Monthly Price$4,273/mo (total leasing price)
Home Number#315
ManagementMill Creek Residential (CADRE 02429014) — Top 25 Management Company
Building StatusBrand new — recently opened
Parking
TypeControlled access garage
Cost$165–$250/mo
EV Charging9 stations available
Pet Policy
LimitUp to 2 pets, 120 lb weight limit each
Monthly Fee$75/mo per pet
Screening Fee$30/household via PetScreening.com (required even w/o pets)
Breed RestrictionsPit bulls, rottweilers, german shepherds, dobermans, chow chows, akitas, mastiffs, presa canarios + mixes
Apartment Features
Gourmet kitchen
Granite countertops
Tile backsplash
Stainless steel appliances
Chef island*
Open concept
Oversized windows
Elevated ceilings
Wood-style plank flooring
Expansive closets
Spa-inspired soaking tub / walk-in glass shower
Frameless glass showers*
In-home washer/dryer
Private balcony*
Multiple color schemes
* Available in select homes
Community Amenities
Resort-inspired pool + spa
Cabana seating
Pool-side outdoor kitchens
Club-quality fitness center
Active courtyard + lawn games
Expansive clubroom (kitchen/TV/lounge)
Game lounge (billiards + bar)
Coworking lounge
Outdoor movie theater
Fire pit lounges
Courtyards with firepits
Controlled access garage
9 EV charging stations
96KW solar array
Digital package lockers
24/7 emergency maintenance
LEED Gold certification
100% smoke-free
Flex payment schedules
RentPlus on-time reporting
Location & Transit
Next toSAP Center (San Jose Sharks)
Diridon StationMinutes away — Caltrain, Amtrak, corporate tech buses
HighwaysI-280, I-880, 87
VTA HQ~4 mi / 10–15 min drive
Lockheed Martin~11 mi / 15–20 min drive (fastest by car via I-280/US-101) / Caltrain+bus ~45 min
Pros & Cons
Brand new building — everything is pristine
LEED Gold — energy efficient, modern construction
Top 25 management company (Mill Creek / J Turner Research)
Best amenity package of all 4 (outdoor movie theater, game lounge, pool cabanas)
Controlled access garage (more secure than surface lot)
EV charging + solar (future-ready)
Flex payment schedules + rent credit reporting
Near Diridon Station — Caltrain/Amtrak hub
$4,273/mo + $165–250 parking = ~$4,473/mo total
$800+/mo more than budget tier for same 2BR
~$10,000/yr more than Legacy Fountain Plaza
Farthest from VTA HQ (~4 miles)
Brand new = no long-term resident reviews (27 Yelp reviews)
Sqft not easily confirmed (JS-rendered site)
PetScreening.com required even without pets
⚠ Red Flags
- Very few reviews — only 27 on Yelp. No ratings on their own website yet. Hard to judge long-term livability.
- Parking is expensive ($165–$250/mo) — adds significantly to monthly cost
- Brand new buildings sometimes have construction defects that appear 6–12 months after opening (plumbing, HVAC, settling)
- PetScreening.com profile required for ALL residents even without pets — $30 fee per pet household
Reviews Summary
Yelp27 reviews
Own SiteNo ratings or reviews yet
Management RepMill Creek — Top 25 by J Turner Research 2024
Premium
Cannery Park by Windsor — Plan K
415 E Taylor St, San Jose, CA 95112 · Japantown
2 Bed / 2 Bath 1,254 sqft $4,618/mo Windsor Communities 15-mo lease Bilt RewardsFloor Plan — Plan K
Plan K — 2 Bedroom / 2 Bathroom — 1,254 sqft — Largest unit of all 4 properties
Available Units
| Unit # | Price | Lease | Available | Action |
|---|---|---|---|---|
| #1071 | $4,618/mo | 15 months | Aug 6, 2026 | Apply |
Unit Details
Layout2 Bed / 2 Bath
Sqft1,254 — largest of all 4
Base Rent$4,618/mo (does not include fees/deposits)
Lease Term15 months minimum
ManagementWindsor Communities (same org as Pavona)
ParkingCheck with office
PetsAllowed — breed restrictions + fees apply, pet washing station on-site
Income RequirementCheck Resident Selection Criteria
Renters InsuranceRequired (via Assurant)
School DistrictSan Jose Unified
Community Amenities
35,000+ sqft outdoor space
Resort-style courtyard
Swimming pool
Yoga lawn
Outdoor sports area
Open-air loggias
Double-sided fireplace
Pet washing station
Bilt Rewards (earn points on rent)
On-time rent reporting
Autopay available
Location & Transit
NeighborhoodJapantown — same area as Mio
VTA Light RailNearby
Diridon CaltrainMinutes away
Highways101, 280, 880
Nearby AttractionsSan Pedro Square, SAP Center, Japanese Friendship Garden
VTA HQ~3 mi / 8–12 min drive
Lockheed Martin~11 mi / 15–25 min drive / Bus+rail to LM Station (~40 min)
Pros & Cons
Largest unit — 1,254 sqft (274 sqft more than Mio)
35,000+ sqft outdoor space — huge green areas
Bilt Rewards — earn travel/fitness points on rent
Japantown location with walkability
Clean community with professional staff (per reviews)
Pet washing station on-site
Most expensive — $4,618/mo + fees
15-month lease minimum — longest commitment
Theft reported as "constant issue" by residents
Management not implementing effective security measures
Cheap construction — loud hollow sounds on upper floors
~$13K/yr more than Legacy FP for same neighborhood as Mio
⚠ Red Flags — SERIOUS
- Theft is a "constant issue" — multiple residents report theft, and management has not implemented effective counter-measures
- 15-month lease lock-in — if you're unhappy, you're stuck longer than any other option
- Cheap construction quality — residents report loud, hollow sounds on upper floors. For $4,618/mo, construction quality should be better.
- Rent too high for quality — residents explicitly say the rent doesn't match what you get
- Same Japantown location as Mio — you're paying $1,031/mo MORE than Mio for the same neighborhood
- 69 Yelp reviews — mixed sentiment with notable security concerns
Reviews Summary
Yelp69 reviews
PositiveClean, safe-feeling, professional staff, frequent cleaning
NegativeTheft, cheap construction, rent overpriced for quality
ApartmentRatings3 reviews